# 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL

## Property details

- Slug: `7cd57cd` (address key hash: `7cd57cdd3775d4944c5d5614a3708309a66be1d5`)
- Postcode: SP10 5PL
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 61 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £270,000 Feb 2026
- Price per m²: £4,426/m²
- Local average: £265,733 (41 sales)
- Street crime: 213 incidents within 1 mile (May 2026)

## Latest sale

- Price: £270,000
- Date: 2026-02-06
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/05/2035
- **Current heating cost:** £590/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2053-0550-2725-2071)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £270,000 | Terraced | +31.7% | £272,202 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-32a4-d8ea-e063-4704a8c0bf7d) |
| Sold | 2020-01-07 | £205,000 | Terraced | -0.5% | £250,922 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/9ff0d969-c741-11ed-e053-6c04a8c06383) |
| Sold | 2017-10-20 | £206,000 | Terraced | — | £252,772 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5f54b81d-2a15-2b45-e053-6b04a8c01fb0) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £270,000 | 06/02/2026 | Terraced |
| 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £205,000 | 07/01/2020 | Terraced |
| 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £206,000 | 20/10/2017 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [89866257](http://87.117.209.195:8080/listings/03b7184)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-06-18 | £270,000 |
| sold | 2026-01-01 | £270,000 |
| sold | 2020-01-01 | £205,000 |
| sold | 2017-01-01 | £206,000 |
| sold | 2007-01-01 | £172,000 |
| sold | 2004-01-01 | £139,950 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 BEDSER SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BY | £255,000 | 05/12/2025 | Terraced |
| 11 FRY SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BU | £270,000 | 03/12/2025 | Terraced |
| 4 BLACKBIRD COURT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PA | £258,000 | 22/11/2023 | Terraced |
| 31 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BD | £195,000 | 13/11/2023 | Terraced |
| 26 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BD | £225,000 | 27/10/2023 | Terraced |
| 40 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PN | £189,000 | 23/10/2023 | Terraced |
| 3 BEDSER SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BY | £255,500 | 13/10/2023 | Terraced |
| 2 AUGUSTUS WALK, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JS | £216,000 | 31/08/2023 | Terraced |
| 3 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BD | £210,000 | 31/05/2023 | Terraced |
| 127 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BG | £216,000 | 31/05/2023 | Terraced |
| 93 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £250,000 | 14/04/2023 | Terraced |
| 1 DOVE CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PB | £180,000 | 03/04/2023 | Terraced |
| 33 RIMINI ROAD, SMANNELL, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 6WN | £290,000 | 17/03/2023 | Terraced |
| 7 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £235,500 | 21/12/2022 | Terraced |
| 6 EDRICH SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BS | £250,000 | 21/12/2022 | Terraced |
| 152 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BQ | £260,000 | 08/12/2022 | Terraced |
| 4 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PN | £236,000 | 25/11/2022 | Terraced |
| 4 GODDARD SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5DF | £237,500 | 21/10/2022 | Terraced |
| 13 TRAJAN WALK, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JW | £215,000 | 30/09/2022 | Terraced |
| 9 ROBIN WAY, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PH | £210,000 | 31/08/2022 | Terraced |

**Area average:** £232,675 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 18.4%
- **10y growth:** 41.7%

## House Price Index (HM Land Registry)

*Official index for Test Valley; Terraced series; as of April 2026.*

- **1y growth (index):** 0%
- **5y growth (index):** 15.7%
- **10y growth (index):** 38.1%

## Rental Range

*ONS Price Index of Private Rents (Test Valley). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,094/mo
- **Realistic:** £1,215/mo
- **Optimistic:** £1,337/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Basingstoke (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Pilgrims Way, SP10 | £1,200/mo | 2 | 0.58 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,200/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.8×
- **Monthly cashflow:** £-8/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 85 |
| Anti-social behaviour | 36 |
| Shoplifting | 24 |
| Public order | 22 |
| Drugs | 11 |
| Criminal damage and arson | 10 |
| Other theft | 7 |
| Vehicle crime | 7 |
| Possession of weapons | 4 |
| Other crime | 3 |
| Robbery | 2 |
| Bicycle theft | 1 |
| Burglary | 1 |
| **Total incidents** | **213** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Smannell Field School | Other | 0.1 miles | Good — 27 Apr 2015 |
| Knights Enham Nursery and Infant School | Primary | 0.3 miles | Requires improvement — 3 Jul 2023 |
| The Knights Enham Junior School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Roman Way Primary School | Primary | 0.4 miles | Good — 7 Jun 2013 |
| Icknield School | Other | 0.6 miles | Outstanding — 6 Mar 2015 |